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HomeMy WebLinkAboutRESPONSE - RFP - P957 OLD TOWN SQUARE PLAZA RENOVATIONfort collins downtown alleys june 2004 concept design report fort collins downtown alleys concept design report june 2004 2 Table of Contents Introduction 3 Existing Conditions 4 Existing Alley Services & Proposed Approach 10 • Trash Collection 10 • Service Access 11 • Emergency Access 11 Creating the Attraction - Activating the Alleys 12 • Inspiration 12 • Design Principles and Components 16 • Pedestrian Safety 21 • Economic Strategies 22 Concept Designs & Images 23 • Trimble Court Alley 23 • Laporte to Mountain Avenue Alley 26 Cost Opinion 30 Mountain Ave Mason St College Ave La porte Ave Walnut St Old Town Square Parking Garage Opera Galleria La Porte to Mountain Ave Alley Trimble Ct. Location Map 0 20 40 80 160 fort collins downtown alleys concept design report june 2004 3 Introduction The purpose of this concept design report is to investigate and present ideas for revitalizing the pedestrian orientated alleys within downtown Fort Collins. This study analyzes two alleys within the downtown area: the Trimble Court Alley and the Laporte Avenue to Mountain Avenue Alley. The inspiration for such a study lies in the vibrancy and excitement found in many European alleys and narrow streets. These environments offer pedestrian spaces that are full of color, people and commercial elements. They have evolved over centuries to represent the dynamic, eclectic places they are in current times. The challenge in this study lies in the creation of this environment also providing for the usual services and functions of an alley in a United States city. This report investigates the two alleys based on their function and physical design. Conceptual illustrations in plan and perspective transform the existing alleys into places where commercial activities can attract people and activity. The proposed set of design elements will serve to support the activation the alleys into viable pedestrian environments. fort collins downtown alleys concept design report june 2004 4 Entry from College Ave View to Old Town Square Utility enclosure Facade is blank of features except utility pipes etc Old Town Square entrance Blank facade Trash cans reduce view and are unsightly Concrete surface conlficts with pedestrian character Featureless windows Awnings and facade uniform Walkway provides great gateway but dull in color Featureless facade and doorways Utility doors are opportunities for Art in Public Places Change in pavement reduces pedestrian feel, concrete is stained and cracked Railing removes pedestrians from alley experience Analysis of Existing Conditions Trimble Court Alley fort collins downtown alleys concept design report june 2004 5 Analysis of Existing Conditions Trimble Court Alley Entry from Old Town Square Strong entry to Trimble Ct. from Old Town Square Retail facade faces entrance off the Square. Outdoor dining and umbrellas add to vitality of entry to Trimble Ct. Doorway Utilities clutter wall Doorway sealed, unsightly. Overflowing trash unsightly Recessed doorways Recessed/ featureless doorway, needs lighting to enhance safety Trash in alley is unsightly and clutters the narrow space fort collins downtown alleys concept design report june 2004 6 Analysis of Existing Conditions Laporte Ave to Mountain Ave Alley Entry from Mountain Ave Dumpster and dumpster enclosures Blank facade and decaying stucco Blank facade Colored concrete badly stained Featureless facade of Opera Galleria south facing wall Transformer pedestal and box Facade is decaying and featureless Damaged dumpster enclosures View east to back of College Ave retail Featureless facades Recessed door Dumpster Recess for utility services, poorly lit and provides spaces to hide at night fort collins downtown alleys concept design report june 2004 7 View towards Laporte Ave Pedestrian walkway from garage to Opera Galleria Alley entrance/courtyard to Opera Galleria Parking garage Recessed doorways to Opera Galleria Analysis of Existing Conditions Laporte Ave to Mountain Ave Alley Alley window facade Courtyard and entry to Opera Galleria Well detailed enclosure Entrance to Opera Galleria offers pedestrian link from alley to stores and College Ave. Pavers enhance pedestrian environment. Lack of signage Windows address ground level facade Colored concrete alley surface. Less stained than entrance from Mountain Ave area fort collins downtown alleys concept design report june 2004 8 View south from Laporte Ave View south from Laporte Ave Dumpsters & utilities adjacent to garage Dumpster and grease container (behind) Utilities Parking garage facade is featureless except for coloring Unscreened dumpsters and utilities Entry to loading dock within parking garage Facade of building adjacent to Opera Galleria Open expanse behind retail funnels view to alley. Colored concrete Light posts unsightly, weeds and utility boxes highly visible. Analysis of Existing Conditions Laporte Ave to Mountain Ave Alley fort collins downtown alleys concept design report june 2004 9 Views to back of College Ave commercial Large areas of land exist adjacent to the alleys from the Laporte entry. These areas are currently used for parking and some storage and dumpsters. These areas offer varying opportunities for future buildings that open out to address the alley, or for patio spaces from existing businesses. View from Laporte Avenue to alley entrance Vacant spaces are used for parking. Wide expanse acts as entrance to alley. Analysis of Existing Conditions Laporte Ave to Mountain Ave Alley fort collins downtown alleys concept design report june 2004 10 Existing Alley Services & Proposed Approach Trash Collection: Overview To create a viable and pedestrian-friendly environment the impact and quantity of trash collection areas must be reduced. Gated dumpster enclosures create unsanitary areas that are difficult to maintain and keep clean. Overflowing trash falls behind dumpsters and cannot be cleaned unless the dumpsters are removed by large trash collection trucks. Enclosures hide the overflow of the grease containers and also have a tendancy to become damaged by collection trucks. The result is a negative visual and olfactory impact on the alley. One recommendation is the consolidation and regulation of trash collection options. Multiple companies frequenting the alley increase traffic and marking of paved surfaces by vehicles for the purposes of servicing a small number of dumsters. The alley buisnesses should be provided a city incentive to hire one company with more frequent collections for the alley members as a whole. Dumpster enclosures encourage abuse of trash storage availablitity by the buisness owners. An additional recommendation is that dumpster service and large enclosures be replaced with individual can service (by a sole trash collection provider) and that a smaller trash can enclosure be made available for multiple buisnesses to share where feasible. These would be located in a central area, accessible to all businesses along the alley. Smaller enclosures designed for can service are easier to maintain and do not require the use of large equipment to remove trash. Whether serviced by a trash company or transferred to a trash compactor by individual owners when full, these smaller collection stations would reduce the visual impact of trash. The alcove and trash compactor in Whitton Court is a successful example of consolidation. Reducing the areas allowed for trash collection also reduces the potential for conflicts between trash trucks and pedestrians and minimize damage to existing structures and unsightly conditions. In addition, a city recycling incentive geared towards alley buisnesses could reduce the amount of trash generated and alleviate some of the trash collection issues. The details of this effort such as materials recycled and volume of recycled content generated would require further study beyond the scope of this report. Trimble Court Alley Trimble Court alley is currently serviced by residential-style wheeled trash containers along the alley towards the College Avenue entrance. These trash containers are both emptied by the collection companies and wheeled to the dumpsters in Whitton Court by the shop operators. An alcove for screening and consolidating trash cans is centrally located on the conceptual plans. It appears as though one company is currently servicing these alleys and it would be required that a cooperative effort be made between these local DBA members to continue in this effort. The Whitton Court compactor would serve as the main consolidation area for both Trimble Court and the Old Town Shops. This may involve an upgrade of the compactor capacity and servicing. Laporte Ave to Mountain Ave Alley Due to the length of this alley and the number of businesses served there are numerous dumpsters (serviced by a variety of trash companies) lining the edges and alcoves along this corridor. Trash consolidation will require several can enclosure locations as well as a 2 trash compactor locations as noted on the plans. Because areas within the existing alley R.O.W. do not exist some of the adjacent open properties should be acquired for this purpose. Existing enclosures would be re-built Trash Compactor that services Old Town Square consolidates all trash for Old Town Square businesses fort collins downtown alleys concept design report june 2004 11 to a lower profile enclosure for cans instead of dumpsters and a cooperative aggreement between owners to consolidate service providers would be required. City incentives could ensure that both the cooperative aggreement and modification of collection service is desirable for buisness owners. Delivery & Service Access: Overview For the alleys to become safe for pedestrians and convenient for buisness owners a consistent schedule of deliveries would be required for all companies needing alley access. Cafe style seating areas require the use of common alley space, as do delivery vehicles. A schedule would allow buisness owners to set up tables after an established morning delivery/ service hour to avoid a use conflict. This will also minimize pedestrian and vehicular interaction. Trimble Court Alley Service access in the form of deliveries and couriers occur regularly for the Trimble to Whitton alley system. Trimble Court is considered a secondary alley because of its narrow width. Though it does service deliveries most vehicles come in through Whitton Court. Large trucks will regularly reverse into Whitton Court up to the Old Town Square entrance to do their deliveries. Smaller trucks can make the sharp turn from Trimble to Whitton, using the alleys as a thoroughfare. After discussion with a number of delivery drivers it is quite achievable to restrict access to Trimble from College Avenue only to emergency vehicles if necessary. The drivers agreed that only small trucks can successfully navigate Trimble and those drivers did not have any objection to using only Whitton Court as a delivery route. This opens up the possibility of creating a “pedestrian only” alley as the link between Old Town Square and College Avenue and allow for the introduction of seating areas, vending stalls, platers and other elements that would enliven the space. Laporte Avenue to Mountain Avenue Alley This is a very active alley for deliveries and service vehicles and is considered a primary alley. The link from the alley to Mason Street can be navigated by larger trucks and acts as a thoroughfare for these deliveries. The sharp turns towards Mountain Avenue are less accessible to larger vehicles and are confined to delivery trucks and garbage trucks. To improve this section of alley it could be foreseeable to close this link to traffic and create a pedestrian section. Emergency Access In each alley it is important that any design conforms to the requirements of emergency services. After discussion with the Poudre Fire Authority, it was determined that fire trucks will generally not access either alley in the event of a fire. The alleys present too narrow of a space and too dangerous of a location for a fire truck in the event of a fire. The protocol is for the trucks to arrive at the scene on the street. However this does not preclude access for ambulances and the requirements for their access, but it is assumed that the alleys are not platted as “required access”. The alleys are wide enough and will have clearances due to the continual service vehicles access needs. fort collins downtown alleys concept design report june 2004 12 These two photos illustrate the transformation any space can have. While the treatment for this alley may not reflect what we want to achieve in this project it does successfully illustrate how a space can be transformed. AFTER Attractive Activation of Alleys Alley Examples/ Inspiration BEFORE fort collins downtown alleys concept design report june 2004 13 Vegetation plays an important role to bring color and nature to building facades. Signage also creates interesting forms and colors. Variety of colors and facades add to the interest and vibrancy of narrow spaces. Clean, outdoor areas make comfortable spaces where people want to stop and spend time. Lighting can transform a place and create safe environments for people. Attractive Activation of Alleys Alley Examples/ Inspiration Lighting Comfort Color Vegetation fort collins downtown alleys concept design report june 2004 14 Signage, awning, facades, all create a mix of color and forms to help enhance active successful alleys. Pavers add pedestrian scale Vines and overflowing window sill plants with flowers are all valid options to bring life, color and texture to an alley. Attractive Activation of Alleys Alley Examples/ Inspiration Texture Variety fort collins downtown alleys concept design report june 2004 15 Small stall, market operators seeking cheap rent also help create friendly vibrant pedestrian alleys. The changes of textures, colors, facades all create places of interest. The surface of alleys are important to encourage pedestrians. Unit pavers are very successful in creating soft pedestrian-oriented places. Lighting is appropriatley scaled Attractive Activation of Alleys Alley Examples/ Inspiration Scale Street Vendors fort collins downtown alleys concept design report june 2004 16 Design Principles & Components Components The following images are examples of elements that can be introduced into the alleys to help in the creation of a vibrant space and include pavement, furnishings, planters, awnings/sign, murals and lighting. Pavement Unit pavers promote a comfortable and vibrant pedestrian environment and allow for a variety of patterns and forms. They can withstand heavy loads from service vehicles due to their density and they make a great material for shared pedestrian-vehicular environments. Pavers used should either be dark in color or sealed with ‘Addiment’ acrylic paver seal or equal to prevent staining. The following examples show a variety of forms, color and patterns. fort collins downtown alleys concept design report june 2004 17 Furnishings There is a variety of artful outdoor furniture that could be placed within the alley environment if space and uses permit. Clearance for emergency vehicles would take this space into account. For Trimble Court, this could take the form of the Old Town Square suite of furniture to include smaller cafe style foldable tables and chairs. Furniture could part of art in public places and become functioning art installation, some examples of sculptural outdoor furniture are below. fort collins downtown alleys concept design report june 2004 18 Planters To bring vegetation into the alleys one of the easiest solutions would be a combination of vines, hanging pots and window planter boxes that could hold a variety of plants or cascading plants. The following images are examples of this element. fort collins downtown alleys concept design report june 2004 19 Awnings and Signs Awnings with varied designs and colors and signs have the ability to turn ordinary doorways and windows into colorful gateways to adjacent uses, as well as adding excitement and visual interest along the alley as shown in the examples below. fort collins downtown alleys concept design report june 2004 20 Regional History Ecclectic Humorous Murals There are a number of blank facades in our downtown alleys that could be energized with murals. Examples of public murals are shown below including Trompe l’oeil murals which use techniques of faux finishing to create illusions of depth and extended space. Trompe l’oeil fort collins downtown alleys concept design report june 2004 21 Lighting Lighting of any space plays a crucial role in how that space is used at night. Lighting is critical for pedestrian environments to ensure the area feels safe at night and to transform spaces from daytime to night time use. The example images below display how lighting creates safe pedestrian environments while also creating dynamic places. Pedestrian Safety Alleys are often perceived as unsafe environments and places where pedestrians should not venture, especially at night. This is likely due to the fact that alleys are frequently poorly lit, and isolated environments. There are a number of strategies that can be employed to counter this for the downtown alleys in Fort Collins. The first would be to provide a well lit environment that provides clear views of the entire alley. This would include illuminating all recessed doorways and other alcoves that could provide places to hide. On-alley building entrances and increasing the number of on-alley residential units would also increase the perception of a safe environment while providing additional surveillance. A final way to help in the reassurance of a pedestrian’s safety would be the introduction of safety surveillance cameras. Vehicular traffic can make alleys feel unsafe as well. Service and personal vehicles should perceive the alleys as pedestrian oriented spaces through design cues. The confines of the alleys inherently reduce possible dangerous speeds. Through design, shared spaces will help create a safer environment. fort collins downtown alleys concept design report june 2004 22 Economic Strategies A crucial element to this concept’s success is the creation of a viable alley economy. Many European narrow streets and alleys are bustling retail corridors with market style stalls, shops, small bars, restaurants, and bakeries. If an element of this is not achieved, then the alleys will remain only functional thoroughfares and not places to shop, linger and socialize. While this report does not provide an economic study for these alleys, there are a number of suggestions and directions that could be created to encourage this commercial element. These suggestions vary in scale of costs to initiate but are also all possible strategies that could meet the vision for the alleys. These strategies are as follows: Create access to existing commercial establishments from the alley side. The redesign of the alleys, and subsequent redesign of the back facades would create destinations and access points. This would also encourage business’ to take advantage of the new space and opportunity where one did not exist before. Create patios and outdoor dining spaces that address the alley. Create new commercial spaces within the unbuilt zones of land adjacent to the alleys. This would be a unique opportunity to create establishments that address the alley. All activity would occur alleyside and create destinations along the alley. Promote market style stalls along the alleys with an “Alley Market” theme. Permanent and mobile vendors would be situated against blank walls and facades. These inexpensive structures would provide a place for people looking for low cost rent in a downtown location. Promote the alleys as artist alleys and encourage public art in Fort Collins. Create subsidized studio art spaces for downtown artists to work and sell their wares. These spaces would be located within the same spaces as item three above or in the back portion of existing businesses. 1. 2. 3. 4. 5. 0 15 30 60 College Avenue fort collins downtown alleys concept design report june 2004 23 Concept Designs Trimble Court Alley Important design points Alley closed to vehicular traffic. Assumes the trash is consolidated in the compaction area of Whitton Court. Unit pavers create pedestrian environment. Awnings, umbrellas, window sill plants and potted plants bring color and life to the alley. Trimble Court Artisans access improved with stairs and planters. Ramped access is still proposed at east end. A mural creates opportunity for local artists. Benches and gates to the utility enclosure are proposed to be Art in Public Places commissions, which would enliven the space further. Existing businesses are encouraged to create entrances to their establishments where possible. Maintains a clear zone for the use of a vehicle if required. • • • • • • • • • Sealed unit pavers Steps w/ pots on plinth Potted plants against wall Proposed Entrance with awning Awnings vary in color Overhead lighting Art in Public Places - Seat Sculpture Wheelchair Access Moveable cafe seating and enclosure Awnings over existing doors ‘Trimble Court’ signage in pavement Old Town Square Whitton Court Trompe l’oeil mural Enhance transformer enclosure Hanging planter baskets Moveable cafe seating and enclosure Existing view from Old Town Square Proposed view from Old Town Square fort collins downtown alleys concept design report june 2004 24 Railing as public art Planter pots on plinth Colorful awnings ‘Stories of Fort Collins’ medallion and uplight Hanging baskets w/decorative steel supports (15’ clr.) Enhance entry w/awning and planter boxes Planter boxes Sealed unit pavers in festive/artful pattern Moveable cafe seating and enclosure Overhead lighting Trimble Court Alley Existing view from College Avenue Proposed view from College Avenue fort collins downtown alleys concept design report june 2004 25 Overhead Lighting Enhance existing entry w/ awning Paint utilities to match building Moveable cafe seating w/enclosure Hanging baskets @ gateway arch Entry signage on hanging basket support (15’ clr.) Sealed unit pavers in festive/artful pattern Trompe l’oeil mural Trimble Court Alley 0 25 50 100 fort collins downtown alleys concept design report june 2004 26 Laporte Avenue to Mountain Avenue Alley Laporte Avenue Proposed live/ work apartments Enclosed outdoor patio Encourage weekly vendor presence On-alley building entrances where possible Consolidated trash collection area/compactor Hanging planter baskets Parking Garage Awnings over windows where possible Outline of existing overhead walkway Existing pedestrian access to Parking Garage Important design points Festive and artful paving with unit pavers enhances pedestrian experience and gives alley a unique identity. Proposes 2 story loft apartments with courtyard entrances, constructed economically to attract artists/urban dwellers. Parking to be provided in ad- jacent garage. Awnings, umbrellas, window sill plants and potted plants bring color and life to the alley. Murals creates opportunity for local artists, bring color and life to blank facades. Street furniture, service doors and gates could be Art in Public Places commissions. Existing businesses are encouraged to create on-alley entrances. Creation of a pedestrian only zone from southern T intersection to Mountain Avenue. Vehicles connect to Mason Avenue using existing route. This creates opportunities for outdoor dining, potted plants, and awnings to enhance the pedestrian environment. • • • • • • • Join Line Existing view from Laporte Avenue Proposed view from Mountain Avenue fort collins downtown alleys concept design report june 2004 27 Enclosed/shaded courtyard Sealed unit pavers in festive/artful pattern Encourage weekly vendor presence Planter baskets add human scale to parking structure Planter pots w/small conifers Proposed live/work apartments w/courtyard entry Provide direct access from parking to alley Laporte Avenue to Mountain Avenue Alley 0 25 50 100 fort collins downtown alleys concept design report june 2004 28 Trompe l’eoil mural Awnings over entrances Hanging baskets Overhead lighting Encourage on-alley building entrances where possible Bollards - Pedestrian only zone - Vehicular traffic exits to Mason Street Mountain Avenue Sealed concrete unit pavers Join Line Consolidated trash collection area/compactor Moveable cafe seating and enclosure Moveable cafe seating and enclosure Laporte Avenue to Mountain Avenue Alley Proposed view from Mountain Avenue Existing view from Mountain Avenue fort collins downtown alleys concept design report june 2004 29 Encourage on-alley building entrances Hanging baskets w/decorative support (15’ clr.) Paint utilities to match building Small conifers in planting pots Trompe l’oeil mural as an attraction from Mtn. Ave. Sealed unit pavers in festive/artful pattern Moveable cafe seating w/enclosure Trompe l’oeil mural Laporte Avenue to Mountain Avenue Alley fort collins downtown alleys concept design report june 2004 30 Trimble Court - Construction Cost Opinion fort collins downtown alleys concept design report june 2004 31 Laporte Avenue to Mountain Avenue Alley - Construction Cost Opinion fort collins downtown alleys concept design report june 2004 32 Laporte Avenue to Mountain Avenue Alley - Construction Cost Opinion Enclosed courtyards where possible Sealed unit pavers Entry courtyards Medallion w/ Fort Collins stories